405 W San Diego St · Broken Arrow, OK 74011

$267,900

4 bd · 2.5 ba · 2,270 sqft · SingleFamily public records · 4 Days on market

Built 1992 10,244 sqft lot Est $293k · 9% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.4/30.0
• ARV discount +11.3/15.0
• DSCR +7.9/10.0
• 1% rule +5.8/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MUST SEE! JUST REMODELED: TILE, KITCHEN APPLIANCES, STAINLESS SINK, FAUCETS, PAINT, DECOR, FANS, HW TANK, ETC. MASTER HAS JACUZZI + SEP SHOWER, LARGE GAMERM + 3 BDRMS UP. LARGE BACKYARD.

Key facts

• Formal dining
• Spacious backyard
• Flexible floor plan

Tags

• FLEXIBLE FLOOR PLAN
• TWO LIVING AREAS
• FORMAL DINING
• SPACIOUS BACKYARD
• PRIMARY SUITE DOWNSTAIRS
• LARGE SECOND LIVING AREA

Property features AI

Finance

• HOA & community: Community features include gutter systems

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detectors; No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Two-story home; Faces north; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Year built per public records
• Exterior features: Patio; Rain gutters; Privacy fencing; Shed(s); Cul-de-sac lot; Mature trees and fruit trees

Interior

• Kitchen: Pantry; Breakfast nook; Gas range/oven connection; Dishwasher; Microwave; Oven; Range; Stove; Refrigerator; Disposal
• Bedrooms: Primary bedroom on the first floor with walk-in closet; Additional bedrooms located on the second floor
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; One half bathroom; Primary bath with double sinks, separate shower, and whirlpool tub
• Heating & cooling: Central heating (gas) with multiple heating units; Central air conditioning with two units and zoned cooling
• Interior features: Granite countertops; High ceilings with vaulted areas; Ceiling fans; Insulated aluminum-frame windows
• Laundry & utility: Interior utility room with separate space; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $268k).
• Cap rate 8.7% vs local median 4.0% in Broken Arrow — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#7 in OK, #2,691 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F.
• Broken Arrow (suburban): math 23% / reading 28% proficiency, ranked #79 of 270 in OK (top 29%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Spring Creek Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 494 students, 0% FRL); Childers Ms (math 16% / reading 28%, grade F, #129 of 345 statewide, top 42%, 796 students, 0% FRL); Broken Arrow Hs (math 22% / reading 36%, grade F, #120 of 447 statewide, top 27%, 4,589 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 385 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 35% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $148k; list at $268k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $292,830
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6319 S Date Pl	0.10mi	4/3.0	2,355 (+4%)	8mo	$301,150	$128	80
105 W Yuma Ct	0.38mi	4/2.5	2,248 (-1%)	1mo	$290,000	$129	80
6605 S Ash Pl	0.22mi	3/2.5 (-1)	2,143 (-6%)	9mo	$205,000	$96	68
6605 S 1st St	0.27mi	4/2.5	2,051 (-10%)	9mo	$310,000	$151	64
204 W Albuquerque St	0.34mi	3/2.0 (-1)	2,429 (+7%)	3mo	$265,000	$109	63
417 W San Diego St	0.04mi	3/2.5 (-1)	1,968 (-13%)	9mo	$190,000	$97	63
406 W Union Pl	0.12mi	4/2.5	2,607 (+15%)	8mo	$395,000	$152	63
6500 Birch Ave	0.12mi	3/2.0 (-1)	1,981 (-13%)	5mo	$216,000	$109	62
605 E Van Buren St	0.68mi	3/2.5 (-1)	2,398 (+6%)	1mo	$312,000	$130	53
7500 S Gum Ave	0.55mi	4/2.0	1,941 (-14%)	2mo	$308,500	$159	46
6708 S 5th St	0.56mi	3/2.5 (-1)	2,502 (+10%)	9mo	$339,500	$136	44
501 E Yuma Dr	0.65mi	3/2.5 (-1)	2,508 (+10%)	9mo	$300,000	$120	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.09% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-5,639
• Equity at exit: $39,945

10-year hold

• IRR: 8.8%
• Equity multiple: 1.71×
• Total profit: $53,039
• Equity at exit: $23,163

Cash invested: $75,012 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 74011

• Rents YoY: 4.1%
• Active inventory: 385
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,904 medium
• Mortgage (P&I): −$1,405
• Tax from tax record: −$235 /mo · $2,815/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $543

Break-even live

Break-even rent $2,217

Max offer price $267,900

Occupancy floor 76%

Sensitivity live

Price	-10% $694	-5% $619	+0% $543	+5% $467	+10% $391
Rent	-10% $313	-5% $428	+0% $543	+5% $657	+10% $772
Rate	-1.0pp $678	-0.5pp $611	base $543	+0.5pp $473	+1.0pp $403

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $66,975
• Closing costs: $8,037
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	18d	1	0.22mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	12d	1	1.33mi

Listing history 3 events

1. 2026-06-15
   statusdays on market $267,900 Pending 4 DOM
2. 2026-06-13
   remarks 656-char remark
3. 2026-06-13
   listed $267,900 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $2,815 · $235/mo
• Projected year-2 tax: $2,815 · $235/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,844
• − Mortgage interest: −$15,007
• − Property taxes: −$2,815
• − Insurance: −$1,340
• − Repairs & maintenance: −$2,788
• − Management: −$2,788
• − Depreciation: −$7,793
• Taxable income: $2,315
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $5,958/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Broken Arrow
• NCES district ID: 4005490
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $64,646
• Composite: 23.86/100
• National rank: #7801
• State rank: #79 of 270 in OK

Livability — Broken Arrow

• Score: 78/100
• State rank: #7
• US rank: #2691

Category grades

Amenities F Commute A+ Cost of living A+ Crime B+ Employment B+ Housing A+ Health & safety C+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broken Arrow, OK
• County: Tulsa County · 640,811 people
• City population: 144,172
• Metro: Tulsa, OK
• Population (ZIP): 33,900
• Household income: $99,157
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 389.0

Population outlook (Tulsa County) Hauer SSP2

• Today (2025): 723,846 people
• By 2030: 766,033 · +5.8%
• By 2040: 851,386 · +17.6%
• By 2050: 938,389 · +29.6%
• By 2075: 1,166,011 · +61.1%
• By 2100: 1,350,277 · +86.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 15% Hispanic / Latino 10% Native American 4% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Tulsa

• 2024 margin: R (+15.2) · D 41.3% · R 56.5% · Other 2.2%
• 2008→2024 swing: +9.2pp toward D · 2008: -24.5pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+15.6 2016: R+22.9 2012: R+27.4 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -180.15%
• Current HPI: 210.8302
• Rent YoY: ▲ 4.09%
• Metro: Tulsa, OK
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+237.0% since first listed

11 events — show timeline

• 2026-06-11 Listed $267,900 MLS Technology, Inc.
• 2005-05-18 Sold (Public Records) $147,500 Public Records
• 2005-05-18 Sold (Public Records) $147,500 Public Records
• 2005-05-16 Sold (MLS) $147,500 MLS Technology, Inc.
• 2005-04-07 Listing Removed — MLS Technology, Inc.
• 2005-01-18 Listed $149,000 MLS Technology, Inc.
• 2004-07-01 Sold (Public Records) $148,000 Public Records
• 2004-06-28 Sold (MLS) $148,000 MLS Technology, Inc.
• 2004-05-31 Listing Removed — MLS Technology, Inc.
• 2004-05-09 Listed $145,000 MLS Technology, Inc.
• 1992-02-03 Sold (Public Records) $79,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,815 · +4.9% YoY. Source: county tax records.